816 N Coopers Hawk Dr · Norman, OK 73072

$159,900

3 bd · 2.0 ba · 1,114 sqft · SingleFamily public records · 5 Days on market

Built 1985 6,098 sqft lot Est $182k · 12% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.4/30.0
• ARV discount +12.9/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property would be a great starter home or rental property. Tile in the entry, kitchen, dining and both baths. Carpeting in the living room and all 3 bedrooms, with a split bedroom plan. The living room has a vaulted ceiling with a ceiling fan and a brick fireplace. You will love the covered patio in the back yard. The kitchen has extra counter space and cabinets. Appliances are electric. The water heater has been replaced recently. The home's location is very close to Walmart, ALDI's and numerous dining establishments just minutes away. City park close to the center of the subdivision with a playground, walking & jogging trails, basketball court.

Key facts

• Extra counter space
• Brick fireplace
• Covered patio

Tags

• TILE IN ENTRY
• COVERED PATIO
• EXTRA COUNTER SPACE
• BRICK FIREPLACE
• RECENTLY REPLACED WATER HEATER

Property features AI

Finance

• Other: Never occupied (new listing); Garage door lift
• Financial info: Offers cash, conventional, FHA/VA, or lease-to-buy terms; Loan qualification possible; Assumable loans not available
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One level; North-facing
• Construction: Brick and brick & frame construction; Composition roof; Double-pane windows; Slab foundation; Built as existing property
• Exterior features: Covered patio; Covered porch; Outbuildings; Wood fencing; Interior lot

Interior

• Kitchen: Electric free-standing range and oven; Dishwasher
• Bedrooms: 3 bedrooms (primary bedroom included)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Window treatments; Masonry fireplace
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.1% vs local median 3.6% in Norman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#1 in OK, #557 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Norman (suburban): math 27% / reading 32% proficiency, ranked #61 of 270 in OK (top 23%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Madison Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 347 students, 0% FRL); Norman Hs (math 27% / reading 44%, grade F, #46 of 447 statewide, top 10%, 2,137 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 382 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $181,582
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Black Hawk Dr	0.12mi	3/2.0	1,196 (+7%)	1mo	$200,000	$167	82
828 Golden Eagle Dr	0.06mi	3/2.0	1,232 (+11%)	3mo	$200,000	$162	77
3601 Black Hawk Dr	0.18mi	3/2.0	1,206 (+8%)	4mo	$195,000	$162	75
809 Coopers Hawk Dr	0.04mi	3/2.0	1,239 (+11%)	6mo	$190,000	$153	74
808 Hawks Nest Dr	0.05mi	2/2.0 (-1)	989 (-11%)	3mo	$175,000	$177	71
613 Coopers Hawk Dr	0.14mi	3/2.0	1,262 (+13%)	6mo	$191,000	$151	66
616 Black Hawk Dr	0.14mi	3/2.0	1,281 (+15%)	7mo	$200,000	$156	63
824 Hawks Nest Dr	0.06mi	2/2.0 (-1)	1,030 (-8%)	22mo	$174,900	$170	61
724 Peregrine Dr	0.11mi	2/2.0 (-1)	984 (-12%)	14mo	$160,000	$163	59
720 Peregrine Dr	0.12mi	2/2.0 (-1)	985 (-12%)	23mo	$168,000	$171	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-7,835
• Equity at exit: $23,842

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $25,127
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73072

• Rents YoY: 4.8%
• Active inventory: 382
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$839
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $238

Break-even live

Break-even rent $1,319

Max offer price $159,900

Occupancy floor 80%

Sensitivity live

Price	-10% $328	-5% $283	+0% $238	+5% $193	+10% $147
Rent	-10% $110	-5% $174	+0% $238	+5% $302	+10% $366
Rate	-1.0pp $318	-0.5pp $279	base $238	+0.5pp $196	+1.0pp $154

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Peregrine Dr Norman, OK	3.0	2.0	1030	$1,450	$1.41	4d	1	0.10mi
4403 12th Ave SE Norman, OK	1.0–2.0	1.0–2.0	950	$2,581	$2.72	2d	23	0.57mi
3903 Lleyton Dr Norman, OK	3.0	2.0	1300	$1,750	$1.35	24d	1	0.90mi
3903 Lleyton Dr Norman, OK	3.0	2.0	1300	$1,750	$1.35	18d	1	0.90mi
3417 Shadow St Norman, OK	3.0	2.0	1378	$1,500	$1.09	4d	1	0.95mi
1600 Ann Branden Blvd Norman, OK	1.0–3.0	1.0–2.0	1052	$1,829	$1.74	2d	14	1.02mi
1900 Renaissance Dr Norman, OK	1.0–3.0	1.0–2.0	883	$1,220	$1.38	24d	1	1.07mi
1900 Renaissance Dr Norman, OK	2.0–3.0	2.0	1015	$1,205	$1.19	2d	2	1.07mi
3400 Lyric St Norman, OK	3.0	2.0	1387	$1,850	$1.33	2d	1	1.15mi
3927 24th Ave SE Norman, OK	1.0–2.0	1.0–2.0	818	$1,200	$1.47	2d	1	1.32mi
3701 24th Ave SE Norman, OK	1.0–2.0	1.0–2.0	818	$1,200	$1.47	2d	1	1.36mi

Listing history 3 events

1. 2026-05-20
   listed $159,900 Active
2. 2003-09-30
   soldstatus $90,000
3. 1998-05-20
   soldstatus $64,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,447
• − Mortgage interest: −$8,957
• − Property taxes: −$1,646
• − Insurance: −$800
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,652
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,787/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Norman
• NCES district ID: 4021720
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $48,940
• Composite: 25.67/100
• National rank: #7395
• State rank: #61 of 270 in OK

Livability — Norman

• Score: 85/100
• State rank: #1
• US rank: #557

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norman, OK
• County: Cleveland County · 239,547 people
• City population: 123,141
• Metro: Oklahoma City, OK
• Population (ZIP): 50,881
• Household income: $78,546
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2491.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 10% Hispanic / Latino 8% Asian 6% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · China, Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 4% Chinese 3% Other Indo-European 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.27%
• Current HPI: 221.8007
• Rent YoY: ▲ 4.77%
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+147.9% since first listed

3 events — show timeline

• 2026-05-20 Listed $159,900 MLSOK
• 2003-09-30 Sold (Public Records) $90,000 Public Records
• 1998-05-20 Sold (Public Records) $64,500 Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,646 · +4.8% YoY. Source: county tax records.